206 N Vine Ave · Cleveland, OK 74020

$74,500

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 59 Days on market

Built 1930 6,382 sqft lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Key facts

• 6,382 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Sidewalks

Exterior

• Parking: Detached garage with 1 garage space; RV access/parking; Boat parking; Garage includes shelves, storage and a workshop
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Entry level: first floor
• Construction: Concrete foundation (crawlspace and slab); Vinyl siding; Asphalt/fiberglass roof; Year built from public records
• Exterior features: Covered porch; Gravel driveway; Privacy fencing; Storm shelter; Less than 10 miles to water (Keystone Lake nearby)

Interior

• Kitchen: Country-style kitchen; Gas range connection
• Bedrooms: Master bedroom with walk-in closet (first floor); Additional bedroom with walk-in closet (first floor); Two more bedrooms (first floor); All bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: Master full bathroom with shower (first floor); Hall full bathroom with bathtub (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning; Gas water heater
• Interior features: Aluminum window frames; Storm door(s); Accessible doors; High ceilings; Ceiling fan(s); Gas range and oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room inside (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 6.4% in Cleveland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($515 loan paydown + $7k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.05%
• DSCR: 3.23
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $196,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 E Caddo St	0.37mi	4/2.0 (+1)	1,710 (-4%)	1mo	$118,000	$69	70
300 E Miami Ave	0.15mi	3/2.0	1,704 (-5%)	20mo	$155,000	$91	68
200 S Vine Ave	0.21mi	4/1.5 (+1)	1,714 (-4%)	11mo	$198,000	$116	67
205 E Cherokee St	0.20mi	4/2.0 (+1)	1,804 (+1%)	21mo	$60,000	$33	67
514 W Wichita Ave	0.58mi	3/1.5	1,824 (+2%)	7mo	$92,000	$50	62
711 N Broadway St	0.41mi	3/2.0	1,901 (+6%)	12mo	$198,000	$104	60
309 W Kaw Ave	0.57mi	3/2.0	1,862 (+4%)	11mo	$220,000	$118	57
500 W Delaware St	0.52mi	3/2.5	1,860 (+4%)	13mo	$205,000	$110	56
601 Miami St NW	0.70mi	3/2.0	1,755 (-2%)	12mo	$195,000	$111	54
305 N 7th Ave	0.67mi	3/2.0	1,560 (-13%)	3mo	$178,000	$114	45
604 N D Ave	0.58mi	3/2.0	1,923 (+8%)	20mo	$208,500	$108	43
401 South Dr	0.66mi	4/2.5 (+1)	1,527 (-15%)	13mo	$210,000	$138	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.6%
• Equity multiple: 5.60×
• Total profit: $95,985
• Equity at exit: $67,116

10-year hold

• IRR: 57.2%
• Equity multiple: 12.46×
• Total profit: $239,079
• Equity at exit: $144,737

Cash invested: $20,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $870

Break-even live

Break-even rent $594

Max offer price $74,500

Occupancy floor 44%

Sensitivity live

Price	-10% $912	-5% $891	+0% $870	+5% $849	+10% $828
Rent	-10% $736	-5% $803	+0% $870	+5% $937	+10% $1,004
Rate	-1.0pp $908	-0.5pp $889	base $870	+0.5pp $851	+1.0pp $831

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $74,500 Active 59 DOM
2. 2026-06-17
   days on market $74,500 Active 58 DOM
3. 2026-06-16
   days on market $74,500 Active 57 DOM
4. 2026-06-15
   days on market $74,500 Active 56 DOM
5. 2026-06-13
   days on market $74,500 Active 54 DOM
6. 2026-06-10
   days on market $74,500 Active 51 DOM
7. 2026-06-09
   days on market $74,500 Active 50 DOM
8. 2026-06-08
   days on market $74,500 Active 49 DOM
9. 2026-06-07
   days on market $74,500 Active 48 DOM
10. 2026-06-03
    days on market $74,500 Active 44 DOM
11. 2026-06-02
    days on market $74,500 Active 43 DOM
12. 2026-06-01
    days on market $74,500 Active 42 DOM
13. 2026-05-31
    days on market $74,500 Active 41 DOM
14. 2026-04-20
    listed $87,500 Active
15. 2026-03-10
    historical
16. 2026-03-04
    price $65,000
17. 2025-12-18
    price $83,000
18. 2025-11-20
    price $87,000
19. 2025-11-10
    price $93,000
20. 2025-09-15
    listed $100,000 Active
21. 2025-09-06
    historical
22. 2025-08-28
    price $87,500
23. 2025-06-27
    price $92,500
24. 2025-04-27
    price $108,000
25. 2025-03-26
    price $114,500
26. 2025-01-25
    price $119,500
27. 2025-01-02
    price $134,500
28. 2024-12-29
    price $139,500
29. 2024-11-04
    listed $145,000 Active
30. 2013-10-08
    soldstatus $67,500
31. 2013-07-29
    listed $79,900
32. 1996-08-22
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $568 · $47/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$102/yr (+$9/mo · 18.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,341
• − Mortgage interest: −$4,173
• − Property taxes: −$568
• − Insurance: −$372
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$2,167
• Taxable income: $9,805
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $8,087/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+386.1% since first listed

19 events — show timeline

• 2026-04-20 Listed $87,500 MLS Technology, Inc.
• 2026-03-10 Listing Removed — MLS Technology, Inc.
• 2026-03-04 Price Changed $65,000 MLS Technology, Inc.
• 2025-12-18 Price Changed $83,000 MLS Technology, Inc.
• 2025-11-20 Price Changed $87,000 MLS Technology, Inc.
• 2025-11-10 Price Changed $93,000 MLS Technology, Inc.
• 2025-09-15 Listed $100,000 MLS Technology, Inc.
• 2025-09-06 Listing Removed — MLS Technology, Inc.
• 2025-08-28 Price Changed $87,500 MLS Technology, Inc.
• 2025-06-27 Price Changed $92,500 MLS Technology, Inc.
• 2025-04-27 Price Changed $108,000 MLS Technology, Inc.
• 2025-03-26 Price Changed $114,500 MLS Technology, Inc.
• 2025-01-25 Price Changed $119,500 MLS Technology, Inc.
• 2025-01-02 Price Changed $134,500 MLS Technology, Inc.
• 2024-12-29 Price Changed $139,500 MLS Technology, Inc.
• 2024-11-04 Listed $145,000 MLS Technology, Inc.
• 2013-10-08 Sold (MLS) $67,500 MLS Technology, Inc.
• 2013-07-29 Listed $79,900 MLS Technology, Inc.
• 1996-08-22 Sold (Public Records) $18,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $568 · +1.1% YoY. Source: county tax records.